How Much is Your Land Worth?

The value of land depends on its location, current use, planning position, development potential, access, surrounding land uses, market demand and the cost of providing infrastructure. Land with realistic development prospects can be worth substantially more than land valued only for its existing use, but every site needs to be assessed individually.

For a more detailed explanation, read our guide to how land is valued in the UK and our guide to land value with planning permission.

In many cases, yes. Planning permission can remove a significant element of uncertainty and establish what form and scale of development may be acceptable. The amount of value created will still depend on matters such as the permitted use, number and type of homes or buildings, local sale values, abnormal development costs, infrastructure requirements and market conditions.

Read our Land Value With Planning Permission guide to understand why the uplift can vary significantly between sites.

Development potential is assessed by considering the site as a whole. Important factors include its relationship with an existing settlement, planning policy, highway access, landscape impact, ecology, flood risk, drainage, heritage, utilities, infrastructure and any legal or physical constraints. No single factor guarantees planning permission, but a combination of favourable characteristics can strengthen a site's prospects.

Read Is My Land Suitable for Development? and our guide explaining why location matters when assessing land for development.

The most appropriate route depends on the land, the development being proposed and the local planning position. Some sites may be suitable for a planning application, while others may need to be promoted through a Call for Sites, Local Plan review, HELAA or SHLAA process before a planning application becomes realistic. Larger or more complex sites may also require technical surveys and supporting evidence before an application is submitted.

Our guide to the types of planning applications in England explains the main application routes, while What Is Land Promotion? explains how land can be progressed through the wider planning process.

Not always. A Local Plan allocation can provide strong policy support for development, particularly for larger or strategic sites, but some land can obtain planning permission without first being allocated. The correct route depends on the adopted and emerging Local Plan, settlement policies, housing or employment needs, site constraints and the individual circumstances of the proposal.

Read our Local Plan Allocation Guide, Call for Sites Guide and guide to HELAA and SHLAA assessments.

Green Belt designation does not automatically mean that land can never be developed, but it does mean that national and local Green Belt policy must be carefully considered. The site's location, contribution to Green Belt purposes, surrounding development, planning need, potential Grey Belt considerations and other planning and technical factors can all be relevant to its future prospects.

Read our guides to building on Green Belt land, Grey Belt development potential and Green Belt land value.

Common constraints include inadequate highway access, flood risk, drainage difficulties, protected habitats or species, landscape sensitivity, heritage assets, insufficient utility capacity, contamination, difficult ground conditions and legal restrictions such as restrictive covenants. A constraint does not always prevent development, but it may affect the scale, layout, cost or overall deliverability of a scheme.

Our specialist guides cover access and highways, flood risk and drainage, ecology and other technical considerations affecting development land.

Not necessarily. Where we agree to promote land, Value My Land funds the planning and promotion process at our own cost and risk. This can include professional planning work and, where required, specialist technical reports. Our fee is agreed in advance as a percentage of the eventual sale proceeds and is payable only if the land is successfully sold. If planning is not secured, the costs we have funded are written off.

Read our guide to Land Promotion Agreements and our guide explaining planning application costs for development land.

The best approach depends on your objectives, timescale, appetite for planning risk and the realistic development prospects of the land. An immediate sale can provide certainty, but land with genuine development potential may achieve a higher value if its planning position is improved before it is marketed. It is therefore sensible to understand the planning opportunity and likely value before committing to a sale strategy.

Read Should I Sell My Land Now or Wait? and our Selling Land for Development Guide.

Land with multiple owners can still be promoted or sold for development, but the ownership structure needs to be understood from the outset. All relevant owners will normally need to agree the proposed strategy and appropriate legal arrangements may be required to deal with decision-making, costs, sale terms and the distribution of proceeds.

Read our guide to Multiple Landowners and Development Land for the main issues to consider.

You do not need a complete planning file before contacting us. A postcode, Google Maps pin, what3words reference or title plan is usually enough for us to identify the land and undertake an initial review. An approximate site area and any information you already have about ownership, access or previous planning history can also be helpful, but these are not essential at the first stage.

Yes. Our initial land valuation and development potential assessment is free and there is no obligation to sell your land or proceed with us. If your land appears suitable for promotion and you later decide to enter into a formal agreement with us, the commercial terms are discussed and agreed separately before any commitment is made.